Comparable sales & offer analysis
Parcel NY-809111
Oswego County, NY · 404 ac · Residential · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,293,800
Adjusted value
$2,211,727
Value range
$1,835,613–$2,587,842
Comp $/acre
$5,469/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.7% versus the adjusted value.
Offer position
Max allowable offer
$1,263,844
Offer $/acre
$3,125/ac
Projected profit
$663,518
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| NY-897777 | 153.8 | Apr 17, 2026 | $890,200 | 5,786 | 6,337 | 74 |
| NY-676245 | 50.7 | Jun 30, 2026 | $255,500 | 5,038 | 4,056 | 66 |
| NY-117716 | 147.2 | Mar 23, 2025 | $915,700 | 6,221 | 5,816 | 64 |
| NY-716981 | 86.4 | Jan 2, 2025 | $458,400 | 5,304 | 4,373 | 64 |
| NY-926333 | 54.0 | Sep 13, 2025 | $480,100 | 8,882 | 6,436 | 60 |
| NY-696361 | 55.2 | Nov 19, 2025 | $441,000 | 7,995 | 5,775 | 57 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.